| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 45th | Poor |
| Demographics | 31st | Poor |
| Amenities | 79th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 13 Cole St, Port Jervis, NY, 12771, US |
| Region / Metro | Port Jervis |
| Year of Construction | 1986 |
| Units | 24 |
| Transaction Date | 2002-03-28 |
| Transaction Price | $805,000 |
| Buyer | 19 COLE ST LLC |
| Seller | COLE MANOR CORP |
13 Cole St, Port Jervis NY Multifamily Investment
Neighborhood occupancy has held in a stable range and improved over the past five years, supporting durable renter demand around Port Jervis, according to CRE market data from WDSuite. Figures cited reflect neighborhood-level performance, not this specific property.
The immediate neighborhood scores well on day-to-day convenience, ranking near the top among 221 Poughkeepsie–Newburgh–Middletown metro neighborhoods for grocery and pharmacy access. Nationally, grocery and pharmacy density place in high percentiles, which can help leasing by reducing resident travel friction. Restaurant options are also comparatively dense, while café density is thinner, pointing to practical amenities over lifestyle cafés.
At the neighborhood level, renter-occupied housing represents a sizable share of units, indicating a deep tenant base for small and midsize multifamily. Neighborhood occupancy trends have been generally steady and improved over the last five years, a backdrop that can support renewal rates and limit downtime when managed well.
The 3-mile radius shows modest population growth with a faster increase in households and a projected expansion through 2028. A growing household base typically supports a larger tenant pool and can bolster occupancy stability, especially for efficiently sized units.
Construction in the area skews older on average, while this asset s 1986 vintage is newer than much of the surrounding stock. That positioning can be competitive versus prewar buildings, though investors should still plan for targeted system upgrades or light modernization to keep finishes and operations aligned with renter expectations.
Home values locally are lower than many coastal metros, creating a mixed affordability setting: ownership is relatively accessible compared with high-cost regions, yet a moderate rent-to-income profile at the neighborhood level supports sustained reliance on rental housing. This combination tends to favor stable demand for functional, value-oriented units, with pricing power driven by execution quality and amenity fit.
Safety indicators are mixed but generally competitive. Compared with neighborhoods nationwide, recent property and violent offense rates test in the top quartile for safety, while the broader crime profile sits modestly above national averages. Within the Poughkeepsie–Newburgh–Middletown metro, the neighborhood is competitive among 221 neighborhoods.
Year-over-year trends show improvement in property-related measures but a recent uptick in violent offense estimates. Investors should monitor trajectory rather than single-year readings and align security practices and resident communication accordingly.
Regional employment is anchored by several corporate offices within commuting distance, supporting renter demand from salaried and professional workers. The list below highlights nearby corporate hubs that can underpin leasing stability for workforce and entry-level professional households.
- Ascena Retail Group corporate offices (33.5 miles) HQ
- Becton Dickinson medical technology corporate offices (34.7 miles) HQ
- Toys "R" Us retail corporate offices (34.8 miles) HQ
- Airgas Lincoln Park industrial gases corporate offices (37.1 miles)
- Wyndham Worldwide hospitality corporate offices (37.9 miles) HQ
13 Cole St is a 24-unit asset built in 1986, positioning it newer than much of the surrounding housing stock. That vintage can be advantageous versus older buildings while still leaving room for selective value-add through systems updates or cosmetic refreshes. Neighborhood-level occupancy has improved over five years and remains solid, and renter-occupied housing is a significant share of local units, supporting depth of the tenant base. According to CRE market data from WDSuite, neighborhood amenities skew toward practical convenience (groceries, pharmacies), which can aid retention for efficiently sized units.
Within a 3-mile radius, recent population growth and a faster rise in households point to a larger renter pool ahead. Home values remain moderate in context of the region, and a balanced rent-to-income profile suggests manageable affordability pressure that can support renewal performance when paired with disciplined lease management.
- 1986 vintage offers competitive positioning versus older neighborhood stock with targeted upgrade potential
- Neighborhood occupancy has strengthened over five years, supporting stability for smaller units
- 3-mile household growth and projected increases expand the renter pool, aiding leasing velocity
- Practical amenity access (groceries, pharmacies) supports day-to-day livability and retention
- Risk: recent uptick in violent offense estimates warrants monitoring and appropriate security practices